Murrieta, CA's Next Big Leap: "The Shops at the Triangle" Set to Transform Regional Commerce

Murrieta, CA is buzzing with anticipation for "The Shops at the Triangle," a significant regional commercial development poised to redefine the city's economic landscape. Located strategically on the south side of Murrieta Hot Springs Road, nestled between Interstate 15 and Interstate 215, this project aims to become a highly visible and attractive commercial mixed-use hub.

A Vision Takes Shape: Development and Scope

"The Shops at the Triangle," also known by its Specific Plan No. 276 designation, is planned for approximately 64.3 acres. The project has a rich history, with development approvals dating back to 1990 by the County of Riverside for the Murrieta Springs Mall, which anticipated a 1.76 million square foot retail center. After the City's incorporation, amendments were made, and in 2013, the plan evolved into "The Triangle," envisioning an outdoor mall.

The current iteration, formally approved in 2024, focuses on an outdoor retail center approach. The initial phase will develop approximately 36.5 acres (or 36.46 acres) with 279,538 square feet (or 279,500 square feet) of commercial development. This phase includes about 25 buildings, with twelve pad buildings situated along Murrieta Hot Springs Road and larger "in-line" retail buildings further back. Importantly, approximately 26 acres will remain undeveloped for future phases, indicating a long-term growth strategy for the site. The City Council approved the Specific Plan Amendment and initial development plans on August 20, 2024, and adopted a related ordinance on September 3, 2024.

A Strategic Business Plan for Growth

The business plan for "The Shops at the Triangle" is deeply integrated with Murrieta's General Plan, aiming for a "complimentary balance of land uses" and "economically viable, vital, and attractive commercial centers". The project will introduce a variety of commercial uses, including retail, food/restaurant, and service establishments, with an emphasis on encouraging cultural arts and entertainment. There's also a goal to promote mixed-use and transit-oriented development.

To facilitate this ambitious project, the City of Murrieta has entered into Development Agreement DA-2024-00004 with Tres Estrellas, LLC and Domenigoni Barton Properties, LLC. This agreement is crucial for reducing developer risk and providing certainty over a ten-year term. Key aspects of the agreement include:

• Billboard Relocation: Assisting the developer in converting two existing static billboards on the freeway frontages to digital format, with advertising revenue contributing to offset project costs.
• Off-site Property Acquisition: The City will assist with acquiring land needed for widening the intersection of Murrieta Hot Springs Road and Sparkman Drive, which aligns with the project's western driveway. While the developer will initially attempt private negotiation, the City can use condemnation proceedings if necessary, with the developer contributing funds based on an appraisal.

The city council views this agreement as being in the best interests of the City, as it aligns with goals to expand economic development, facilitate job creation, and provide new retail uses on vacant land. It's expected to help achieve a better jobs/housing balance in the Riverside County/Inland Empire area by offering employment opportunities locally, thereby reducing commute times. Furthermore, the project is anticipated to generate significant tax revenue for the City, supporting municipal operations, and will involve the construction of public improvements that would otherwise fall under the City's Capital Improvement Program.

Enhancing Traffic Flow and Connectivity

Traffic management and connectivity are key considerations for "The Shops at the Triangle." The project requires significant off-site intersection improvements at Murrieta Hot Springs Road and Sparkman Drive, to align with the development's western driveway. This involves widening the intersection, which necessitates land acquisition. Although another project, "The Terraces," is improving the current intersection, it does not include the full widening required for "The Shops at the Triangle". The Development Agreement specifically outlines the City's role in assisting with this property acquisition, ensuring that necessary infrastructure is in place. The project also aligns with the General Plan's goals for a robust circulation system and convenient freeway access for regionally-serving commercial centers.

A Boost for Surrounding Businesses and Community

"The Shops at the Triangle" is designed to be a regionally-serving commercial center, attracting customers from a broad area while also meeting the needs of local residents. By providing a wide range of retail, restaurant, and service uses, it aims to create complementary opportunities that serve local residents and the daytime employment population. This development will help Murrieta achieve its goal of providing the "highest level of retail and job-creating uses" adjacent to the I-15 and I-215 freeways, benefiting both the local community and the wider region.

Expected Completion and Future Phases

The Development Agreement sets a term of ten (10) years from its effective date (September 2, 2025, for the ordinance approving the DA), indicating the timeframe within which the project's development is expected to occur. The project is planned to unfold in a phased, orderly manner, with the initial 36.5-acre retail development being the first step, and another 26 acres reserved for future expansion. This phased approach allows for adaptability and coordinated development with necessary infrastructure.

With its strategic location, comprehensive business plan, and the City's proactive support through the Development Agreement, "The Shops at the Triangle" is poised to become a vibrant, economically vital destination for Murrieta and the surrounding region.